We opted for a high street firm for my conveyancing in Southampton recently. Reviewing the Ts and Cs I seeI am liable for costs even if the sale aborts. Would I be best advised to choose a web based firm promising no-sale-no-fee conveyancing in Southampton?
Generally there is a concession along the lines that if "No Sale No Fee" is available then the fee levels will tend to be be more expensive to counteract those cases that fail to complete. Do bear in mind that such offerings generally do not protect you from expenses such as Southampton conveyancing search charges.
I am buying a property and need a conveyancing solicitor in Southampton who is on the Britannia conveyancing. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Britannia in certain locations such as Southampton. We dont recommend any particular firm.
Does a directory service exist listing Principality panel solicitors in Southampton on the Building Society Association’s Website?
Unfortunately not yet. There is no such directory service on the CML or Building Society Association websites. A small selection of lenders make their panel listings available online. If you are looking for a Southampton property lawyer on the Principality please use our tool.
We previously instructed conveyancing lawyers with offices in Southampton on the Virgin Money solicitor approved list. They have just invoiced me a supplemental fee for the legal aspects of the Virgin Money mortgage. Is this an additional conveyancing fee set by Virgin Money?
Provided it is contained in their Terms and Conditions or estimate then yes your solicitor may levy a fee for this. The charge is not dictated by Virgin Money but by your Southampton conveyancer. Numerous firms on the Virgin Money panel will charge ’dealing with mortgage’ fee but plenty of firms incorporate it on their overall fee.
How can we know in advance if a Southampton conveyancing solicitor on the UBS panel is any good?
When it comes to conveyancing in Southampton getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the solicitor handling your transaction.
I appreciate that there are debates on Chancel Insurance on online forums. Am I compelled to take this when purchasing a house in Southampton? or I am told that there is a law dating back centuries that means some house owners residing in a parish church boundary may be liable to pay for repairs towards the chancel in proximity to the church. Is this applicable for conveyancing in Southampton?
Unless a previous acquisition of the property completed after 12 October 2013 you may assume that solicitors handling conveyancing in Southampton to remain recommending a chancel search and or insurance against a claim.
I am purchasing my first flat in Southampton with a mortgage from Nationwide Building Society. The developers refused to move on the price so I negotiated £7000 of extras instead. The sale representative suggested that I not disclose to my conveyancer about this extras as it could impact my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I've recently bought a leasehold house in Southampton. Am I liable to pay service charges for periods before my ownership?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Southampton Conveyancing for Leasehold Flats - A selection of Queries before Purchasing
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The prefered form of lease arrangement is a share of the freehold. In this situation the tenants have control and even though a managing agent is frequently retained if the building is bigger than a house conversion, the managing agent is directed by the tenants. How much is the service charge and ground rent on the apartment? In the main the outlay for major works tend not to be built into the maintenance charges, albeit that a few managing agents in Southampton require leaseholders to pay into a sinking fund created for the specific intention of building a fund for larger repairs or maintenance.